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Property profile & analytics
OFF-MARKET
Estimated value
$2,440,000
Commercial real estate
22300 Yellow Gate NE Ln, Aurora, OR 97002-8434
Entity Owned
Free & Clear
Property ID
US71-1016131
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2005
Total area
7,608 SF
Lot
0.53 ac (23,087 SF)
Zoning code
P
APN
041W11A 00206
UPID
US71-1016131
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Winco, Inc. General Contractor Heliport
-
Winco Powerline Services General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.68M
Blend (final)
Blend
$2.44M
Owner & transaction history
Plc Investments LLC
Plc Investments LLC
since 2025
Last sale
$2.2M
2 recorded transactions
Zoning & alternative use
P · Aurora, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.7M
+78.9%
Medical building
$2.4M
+61.1%
Restaurant
$2.3M
+52.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Aurora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aurora submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,520,000
Current use
AUTO REPAIR, GARAGE
$2,715,000
Change: +79% · Conversion: Difficult
MEDICAL BUILDING
$2,445,000
Change: +61% · Conversion: Easy
RESTAURANT
$2,315,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$2,080,000
Change: +37% · Conversion: Easy
RETAIL STORES
$1,500,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$2.44M
Range $2.20M – $2.68M · ±10% · vs last sale $2.20M (Dec 9 2025)
Last sale anchor
$2.20M
Dec 9 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$321 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$12,967
Tax year 2023
Assessed value
$1,105,990
Assessed 2023
Previous assessed
$1,100,990
+0.5% YoY
Effective rate
1.17%
On assessed value
Land market value
$413,280
Improvement market value
$692,710
Total market value
$1,105,990
Applied tax rate
15,610.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2005
Heating
NONE
Stories
1
Total area
7,608 SF
Lot
0.53 ac (23,087 SF)
Zoning code
P
APN
041W11A 00206
UPID
US71-1016131
Jurisdiction
MARION
Zoning & alternative use
P · Aurora, OR
Zoning P · permitted uses
P · Aurora, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Aurora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.4M
RESTAURANT
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.1M
RETAIL STORES
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RESTAURANT
OFFICE BUILDING
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Heating
NONE
Stories
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Plc Investments LLC
Entity
Free & Clear · 0 yrs held
Mailing address
22300 YELLOW GATE LN NE, AURORA, OR 97002-8434
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2025
$2,200,000
Plc Investments LLC
Kv Leasing LLC
Warranty Deed
—
May 22, 2008
$149,367
Kv Leasing LLC
Hd Aviation Corp
Warranty Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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